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To: Planning Commission From: Centerville File: 707 20th Avenue Comprehensive Date: Plan Amendment, Rezoning John W. Shardlow, FAICP St. Paul December 6, 2016 Reference:Muellner Blacktop Co. Application for Comprehensive Plan Amendment, & Rezoning, From R-2 Single Family Residential to B-1 Commercial The Subject Property is a long-standing pre-existing use on a triangularly shaped parcel. It currently takes access off 20m Avenue N (County Road 54) via a driveway, but lacks sufficient lot width at the roadway to be a developable lot. The property contains a house and a large outbuilding that is used to store equipment for the blacktop business. The Comprehensive Plan designates the property for Low/Medium Density Residential, although all the surrounding residential land was platted without any provision for future access to serve this parcel. 1*0109611011 The property owner is entitled to use the property in a reasonable way. Several factors, including the existing buildings on the site, the shape of the property, the proximity of the creek and the relationship between the parcel and the surrounding lots combine to create several practical difficulties. The City should be fair in working with this property owner to ensure that he, or his successors can put the property to a reasonable use. If the applicant is willing to submit a letter waiving the 60 Day Rule, then my advice would be to continue this application. If he needs an answer immediately my recommendation is to deny the application. If the application is continued the applicant will not lose his application fee, During the time of the continuance he could proceed to market the property and hopefully return with an actual business use for the property. This would allow a site plan to be reviewed that would allow the City to address screening, lighting, noise, building design, landscaping, signage, and many other features. It might also be possible to combine the property with some of the adjacent commercial property to facilitate a more efficient and attractive development with better screening and buffering of adjacent residential areas, If the applicant cannot find a new owner who has the resources to reconfigure and redevelop the property, the City could consider approving an Interim Use Permit (IUP) for the property. This could allow the future owner to use the existing structures for a temporary period (to be negotiated). In exchange for that approval the City could require some reasonable improvements to be made to the property and attach conditions regulating the temporary use of the property.